VA Loan Costs in San Antonio
Figures last verified
What a VA Loan Costs Here
Your VA closing costs are the VA funding fee plus third-party charges: appraisal, title insurance, escrow, survey, recording, and prepaid taxes and insurance. We charge no lender fees at all, so there is no origination, underwriting, processing, or application fee in your total. The largest line for most San Antonio buyers is prepaid property taxes, because Texas tax rates are high relative to most states. We give you an itemized estimate at pre-qualification rather than a range.
This page carries the numbers, not the sales pitch: the statutory VA funding fee schedule, the 2026 reference loan limits for every county in the San Antonio metro, and every closing cost line item with who charges it. We deliberately do not publish interest rates — a rate on a webpage is not a quote.
VA Funding Fee Schedule
Percentages of the loan amount, in effect since January 1, 2020. The fee can be financed into the loan rather than paid in cash.
| Down Payment | First Use | Subsequent Use |
|---|---|---|
| Less than 5% | 2.15% | 3.30% |
| 5% to 9.99% | 1.50% | 1.50% |
| 10% or more | 1.25% | 1.25% |
VA cash-out refinance
2.15% first use / 3.30% subsequent use
Applies regardless of equity position.
IRRRL (streamline refinance)
0.50%
Same low fee whether it is your first VA loan or your fifth.
VA loan assumption
0.50%
Paid by the buyer assuming the loan.
Who Pays No Funding Fee at All
- Veterans receiving VA compensation for a service-connected disability.
- Veterans who would be entitled to receive VA compensation for a service-connected disability if they were not receiving retirement or active duty pay.
- Service members with a proposed or memorandum rating, before the loan closes, stating eligibility for compensation.
- Active duty service members who provide evidence of having been awarded the Purple Heart.
- Surviving spouses of veterans who died in service or from a service-connected disability, or who were totally disabled and meet the surviving spouse eligibility rules.
2026 VA Reference Loan Limits by County
With full entitlement there is no VA loan limit. These figures only apply if your entitlement is reduced by an existing VA loan or a prior VA foreclosure. Every county in the San Antonio metro sits at the national baseline — none are designated high-cost.
| County | 1 Unit | 2 Units | 3 Units | 4 Units |
|---|---|---|---|---|
| Bexar CountySan Antonio, Universal City, Converse, Helotes, Stone Oak, JBSA installations | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| Comal CountyNew Braunfels, Bulverde, Garden Ridge, Canyon Lake | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| Guadalupe CountySchertz, Cibolo, Seguin, Marion | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| Kendall CountyBoerne, Comfort, Fair Oaks Ranch | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| Wilson CountyFloresville, La Vernia, Stockdale | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| Medina CountyCastroville, Hondo, Devine | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| Atascosa CountyPleasanton, Lytle, Jourdanton | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
| Bandera CountyBandera, Pipe Creek, Lakehills | $832,750 | $1,066,250 | $1,288,800 | $1,601,750 |
Source: 2026 FHFA conforming loan limits. See our full VA loan limits page for other counties.
Every VA Closing Cost Line, Itemized
Gold check means we do not charge it. The barred icon means VA prohibits charging it to the veteran at all.
Lender origination fee
LenderWe Don't Charge ThisWe charge no lender fees on our VA loans. VA caps lender origination at 1% of the loan amount; ours is zero.
Lender underwriting / processing fee
LenderWe Don't Charge ThisNot charged on our VA loans.
Application fee
LenderWe Don't Charge ThisNot charged. There is no cost to get pre-qualified with us.
VA funding fee
Department of Veterans AffairsA percentage of the loan amount, set by statute. Financeable into the loan, and fully waived if you are exempt.
VA appraisal
VA-assigned appraiserVA sets the maximum appraisal fee by state and assigns the appraiser. Paid by the buyer, though a seller may cover it.
Credit report
Credit bureauA third-party pass-through cost.
Title insurance and title search
Title companyIn Texas, title insurance premiums are regulated by the state, so they do not vary between title companies.
Escrow / closing fee
Title companyThe title company's fee for handling closing and disbursement.
Survey
SurveyorCommonly required in Texas. Frequently paid by the seller, and often an existing survey can be reused.
Recording fees and transfer charges
County clerkBexar, Comal, Guadalupe, or Kendall County recording fees, depending on where you buy.
Prepaid property taxes and homeowners insurance
Escrow accountNot a fee — money set aside for your own tax and insurance bills. Texas property tax rates make this the largest single line for most San Antonio buyers.
Termite inspection
Pest inspectorVA Non-AllowableRequired on VA loans in Texas. The veteran is not permitted to pay for it, so the seller, agent, or lender covers it.
Attorney fees for the lender
Lender's attorneyVA Non-AllowableThis is a VA non-allowable charge. The veteran cannot be charged for it.
Real estate broker commission
BrokerageVA Non-AllowableA VA non-allowable charge for the veteran buyer.
San Antonio VA Loan Cost Questions
Quick Answer
Your VA closing costs are the VA funding fee plus third-party charges: appraisal, title insurance, escrow, survey, recording, and prepaid taxes and insurance. We charge no lender fees at all, so there is no origination, underwriting, processing, or application fee in your total. The largest line for most San Antonio buyers is prepaid property taxes, because Texas tax rates are high relative to most states. We give you an itemized estimate at pre-qualification rather than a range.
Want These Numbers Run on Your Actual File?
We give you an itemized cost estimate at pre-qualification, not a range and not a teaser rate.
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